Wastell Homes Planning Justification Report
Seaglass: Port Stanley Proposed Residential Community
The subject lands are comprised of several parcels which total approximately 23.6ha
(58.3 acres) in area located on the north side of George Street in Port Stanley,
Ontario. The site has the municipal address of 391 George Street and has approximately
615 metres of frontage along George Street. The majority of the site, approximately
40 acres in size, is currently used for growing agricultural field crops. There
are two wooded areas on the property as well as a meadow area on the top of a plateau.
The northwest wooded area (the “significant woodland”) covers the slope down from
the plateau to a municipal drain, and eastern wooded area (the “wooded area”) covers
a low ridge that extends from the east boundary towards the middle of the subject
The plateau in the northwest corner of the subject lands (the “Plateau Meadow”)
is characterized by a cultural thicket comprised of many sumac plants, with some
raspberry and blackberry bushes. There is an existing driveway starting in the southwest
corner of the property that runs north up the property boundary crossing the municipal
drain and ascending the slope to the Plateau Meadow.
The Lake Road Diversion Drain, an open municipal drain tributary to the Kettle Creek,
enters the site in the southwest corner of the subject lands and runs northeast
along the base of the western woodland and slope. The drain turns east when it reaches
the north property boundary with the adjacent golf course. The drain then runs east
along the property boundary before turning north and leaving the subject lands near
the north east corner of the property. A piped municipal drain, the George Street
Drain, runs along George Street.
The agricultural field has a gradual slope down towards the southeast corner of
the property with the exception of the north east corner of the subject lands north
of the Wooded Area. The eastern wooded area covers approximately 1.2 Ha, and has
a gentle slope down to the north. The ridge extends southwest to approximately the
middle of the agricultural field dividing a small north east portion of the Agricultural
Field from the larger southern portion.
Land Use Context
The subject lands are situated in the community of Port Stanley, northwest of the
downtown area and are generally bound by George Street to the south; residential
single detached dwellings to the west; the Kettle Creek Golf Course to the North;
and two vacant commercial-industrial properties as well as residential dwellings
on George Street to the east.
South - The area to the south of the subject lands is characterized by residential
development built around and on top of a bluff and along the shoreline of Lake Erie.
The lands immediately adjacent to the subject lands along George Street have been
previously developed as a row of single detached dwellings. A newer medium density
townhouse development and the historic residential enclaves of Invererie Heights
and Mitchell Heights are located on top of two bluffs overlooking Lake Erie. In
between the bluffs is River Road which provides access to Erie Rest Public Beach
and an area of beach front cottages along West Edith Cavell Boulevard.
West - West of the subject lands along George Street are a series of single
detached houses along the north side of George Street and a series of small local
roads on the south side of George Street that provide access to the Lake Erie shoreline.
The wooded slope and municipal drain continues to the west of the subject lands
north of the residential dwellings along George Street. The slope rises to a plateau
approximately 35 metres above the agricultural field on the subject site. One residential
dwelling is located at the top of the slope adjacent to the subject lands with a
driveway running down to George Street. Further northwest, the top of the plateau
is a part of the Township of Southwold and is primarily used for agriculture.
North - Abutting the subject site to the north is the Kettle Creek Golf &
Country Club. The golf club was built in 2003 and features an 18 hole semi-private
course including five water holes. The entrance to the golf course is located off
Carlow Road and is primarily built on the former “Marr Farm” with three holes also
built on top of the plateau and ridge along the western side of the golf course.
Further north along Carlow Road are several single detached dwellings as well as
an area of townhouses that back on to Kettle Creek. Port Stanley Public School and
the Port Stanley Arena & Community Centre are located north of the golf course on
Carlow Road. The arena and community centre features an ice pad and dressing rooms,
as well as an auditorium that can hold up to 350 people.
East - East of the subject lands along George Street are more residential
single detached dwellings. George Street continues east and provides access north
along Carlow Road and Colborne Street towards Saint Thomas, as well as access to
the main Port Stanley Beach south along William Street.
Abutting the subject site to the east are two vacant commercial-industrial blocks
with frontage on to Carlow Road. The northern block is the former Shamrock Chemicals
which was partially remediated by the Ministry of the Environment (MOE) in 2010
including the capping of wells, removal of equipment, chemicals and the most heavily
contaminated soils. The MOE remediation efforts were aimed at controlling the contaminants
which were migrating east and entering Kettle Creek. The southern parcel was previously
used as an Ultramar Bulk Fuel Storage Facility and has been partially remediated
by the property owner to contain the contaminated material on site, and ensure there
are no impacts on adjacent properties or Kettle Creek. It is our understanding that
the property owner is working towards completing a Record of Site Condition.
A pre-application consultation meeting was held on July 19th, 2016 with staff from
the Municipality of Central Elgin, the County of Elgin and the Kettle Creek Conservation
Authority. A record of the Pre-Application Consultation can be found in Appendix
1 of this Report. As a result of the meeting, staff identified the following land
use and planning issues to be addressed through the application submission:
- An Issues Scoping Report (ISR) to examine the extent of the Natural Heritage Features
and screen for Species at Risk. Based on the results of the ISR an Environmental
Impact Study (EIS) may be required.
- A Traffic report will have to examine the impact of the development on traffic flow
in the area and if any improvements to the existing road network are required.
- Improvements may be required to George Street if lots are proposed to front on to
- Parkland dedication is preferred instead of cash-in-lieu since there are no public
park spaces in the area.
The following applications were identified to permit the proposed development:
- 1. Zoning By-Law Amendment and application fees;
- 2. Plan of Subdivision
Through the pre-consultation meeting, the following plans and supporting documentation
were identified as required as part of a complete application:
- 1. Archaeological Report
- 2. Servicing Report (sanitary, piped water, storm water management).
- 3. Issues Scoping Report (ISR) and, if required by the ISR, an Environmental Impact
- 4. Traffic Impact Analysis
- 5. Grading Plan
- 6. Servicing Plan
- 7. Erosion & Sediment Control Plan
- 8. Planning Justification Report
A privately initiated open house was held by the proponent on November 14th, 2017
to introduce the concept plan to the local community and nearby residents. Notice
of the meeting was sent to all surrounding property owners as well as the mayor
and ward councillor. Approximately 60-70 people attended the open house and 36 people
signed in, many of whom also provided their contact information and requested to
receive updates from the developer.
The meeting was structured as a drop-in open house format with no formal presentation.
Display boards showing the conceptual development plan and 3D renderings were shown
on display boards around the room and representatives from the developer were available
to discuss the proposal with attendees. Many positive comments were received regarding
the mix of dwellings types and style of housing.
The main concern noted by many of the attendees was traffic. In response the proponent
indicated that a traffic impact study had been required as part of a complete application
by the municipality. Any recommendations from the study will be implemented before
proceeding with the development. It was also explained that the proponent had been
in discussions with one of the landowners to the east with the intention of establishing
a road connection through the site to Carlow Road. Almost every attendee with whom
this was discussed was in favour of it.
Other concerns were raised related to increasing taxes, damage to small businesses
and the environment. It was noted that the developer did not have control over the
tax rates and land valuation. An environmental impact study was being undertaken
to ensure that there are no negative impacts to the natural environment. The proposed
development will being many new residents to the Port Stanley community and, as
such, would likely have a positive impact of local small businesses.
The development vision for the Seaglass community in Port Stanley proposes a combination
of single detached dwellings and mid-rise apartment buildings set amongst the bluffs
on the Kettle Creek Valley.
Two new internal roads are proposed to connect to George Street and provide access
to the Seaglass community. 150 single detached residential dwellings are proposed
on 5 new internal streets. The single detached dwellings are proposed to be built
slab-on-grade with no basements due to the results of the geotechnical analysis.
A mixture of dwelling styles are proposed ranging in size from single storey 2 bedroom
to 2 storey 4 bedroom homes.
The west entrance from George Street will feature a tree lined centre median along
the boulevard with a providing direct access to the mid-rise apartment buildings
and public parkland. A storm water management pond is proposed for the south east
corner of the property.
A public park is proposed to be developed and dedicated as parkland to the Municipality
to provide much needed parkland space for the local community (See Figure 8). The
park will have access from the north end of Street A, and will act as a buffer between
the mid-rise apartment buildings and the single detached dwellings to the south.
The park is proposed to be built in two phases to allow for the required excavation
of the apartment foundations. The first portion will be constructed in the first
phase of the development, while the remainder will be development in conjunction
with the apartment buildings.
The apartment buildings are proposed to be located at the north end of the subject
lands, set around a public park, and with views overlooking the adjacent Kettle
Creek Golf and Country Club. A wooded area to the south of apartment buildings will
provide a natural buffer between the apartment buildings on the east side of the
subject lands and the single detached dwellings to the south.
The mid-rise apartment buildings are proposed to range from 4 to 6 storeys in height,
with the 4 storey build located to the west, with the 6 storey buildings located
in the corner of the property nestled behind the wooded area. In total approximately
360 apartment dwellings are proposed within the 4 buildings. Access to the apartment
buildings will be provided via a looped private laneway with a reciprocal easement.
The apartment buildings will feature balconies for residents to enjoy the views
of the park and golf course from. A campus like environment will be created by locating
the buildings around the central park ground.
Locating the mid-rise apartment buildings at the north side of the subject lands
nestles them among the wooded areas on the subject lands overlooking the golf course
to the north. The eastern wooded area also shields the apartments from view from
the existing residential dwellings to the south and east of the subject lands on
Residential single detached dwellings are proposed for along George Street to continue
the built form that has been previously establish in the area, both to the east
and west of the subject lands, as well as adjacent to the subject lands on the south
side of George Street.
The following section will provide an overview of the existing planning framework
and identify the key policies that relate to the subject lands and whether or not
an amendment is required to permit the proposed development.
County of Elgin Official Plan
The County of Elgin designates the subject lands as part of the Tier 1 Port Stanley
Settlement Area. In section B2.5 d), the County of Elgin Official Plan (“ECOP”)
directs the majority of new growth to Tier 1 Settlement Areas, such as Port Stanley.
The proposed development is consistent with the general intent and purpose of the
County of Elgin Official Plan, and as such, no amendment is required.
Municipality of Central Elgin Official Plan
The subject lands are designated primarily as Residential on ‘Schedule G’ of the
Municipality of Central Elgin Official Plan (“CEOP”) within the Port Stanley Urban
Settlement Area (See Figure 14) with the exception of the northwest portion of the
property which is designated Natural Heritage. The sloped portion of the natural
heritage area in the northwest, as well as the small slope on the east side of the
property are also included in the Natural Hazard overlay on Schedule ‘G’.
A variety of densities are permitted within the Residential designation, as specific
in section 4.2.2. Within the Urban Settlement Area, where full municipal services
are provided a full range of low high density residential uses are permitted. Low
density classification is defined as including: single detached dwellings, semi‐detached
dwellings, an accessory apartment in a single detached or semi‐detached dwelling,
duplex dwellings, triplex dwellings and converted single detached dwellings up to
a maximum density of 22 units per net hectare (9 units per net acre). The medium
density classification includes: town or row houses and apartments in a range of
greater than 22 units per net hectare (9 units per net acre) up to a maximum of
35 units per net hectare (14 units per net acre). The high density classification
includes: apartments in excess of 35 units per net hectare (14 units per net acre).
The single detached dwellings proposed for the site meet the definition of low density
residential uses, which the mid-rise apartment building are classified as a high
density residential use.
Schedule A2 of the CEOP identifies a watercourse (a municipal drain), tributary
to the Kettle Creek which runs through the property, as well as the two woodlands
(See Figure 15). The drain runs across the bottom of the western woodland and along
the boundary with the golf course. The municipal drain is also identified in Schedule
G2 as part of the Kettle Creek Flood Fringe and the Port Stanley Two-Zone Floodplain
The boundaries of the wooded areas, which shown on Schedule A2 and designated as
Natural Heritage on the Land Use schedules, were established through interpretation
of 2005 aerial photography (Section 220.127.116.11). The boundaries of significant woodlands
may be refined through an Issues Scoping Report or Environmental Impact Study without
amendment to this plan.
Based on the overview provided here and the analysis in Section 6.3, the proposal
is consistent with the general intent and purpose of the Central Elgin Official
Plan, and no amendment to the plan is required to permit the proposed development.
Port Stanley Zoning By-Law (No. 1507)
The Central Elgin Zoning By-law (By-law No. 1507) zones the subject lands a combination
of Residential Zone 1 (R1), Residential Zone 1 special use 21 (R1-21), Open Space
Zone 3 special use 6 (OS3-6), and Open Space Zone 2 (OS2), Open Space Zone 2 special
use 2 (OS2-2) in Zoning Maps and Schedules Section 3 Parts 2 & 3.
The R1 zone permits residential uses including single and semi-detached dwellings.
The R1-21 site specific zone permits a reduced front and side yards along George
Street as well as within the planned subdivision. The OS2 zone is applied to applied
to all areas in Port Stanley unless otherwise indicated and only permits agriculture
and existing rural-residential uses. The OS3-6 zone only permits farm uses and “conservation,
drainage, flood control, and recreational uses” that don’t involve a motorized vehicle.
The property has been the subject of several previous zoning by-law amendments.
The R1 zone along George Street was approved in September 1976, and the R1-21 zone
to the north of the R1 zone was approved in October 1977 to permit a residential
subdivision. In February 1989 two additional areas along the north side of George
Street were zoned R1-21.
A Zoning By-Law amendment will be required to permit the development of single detached
dwellings and apartment buildings on the subject lands and to establish the limits
of development and protect significant natural heritage features .
Golder Associates completed a Stage 1-2 Archaeological Assessment of the subject
lands in January 2017. The stage 1 background study identified that the subject
lands had archaeological potential, and in the Stage 2 field assessment three locations
were found with artifacts. Locations 1 and 3 were determined to have no further
cultural heritage value or interest based on the isolated nature of the artifacts
recovered. Several projectile points were recovered from Location 2 to the south
of the treed small slope on the east side of the property, including 2 Early Archaic
artifacts which were determined to require a Stage 3 Archaeological Assessment.
The Stage 3 Archaeological Assessment was completed in April 2017 to conduct a systematic
subsurface investigation of the potential archaeological site identified, recover
additional artifacts, and delineate the boundaries of the site. An additional 41
artifacts were recovered during the Stage 3 assessment, however no subsurface cultural
features, fire cracked pots, pre-contact Aboriginal ceramics or additional diagnostic
artifacts were identified.
Based on these findings, the site was determined to have no further cultural heritage
value or interest. On May 29, 2017 the Stage 3 Archaeological Assessment was entered
in to the Ontario Public Register of Archaeological Reports by the Ministry of Tourism,
Culture and Sport based on the conclusion that cultural heritage value of the site
has been sufficiently assessed and documented, and that the site may be considered
free of further archaeological concern. No Stage 4 Mitigation of Impacts was deemed
to be required.
Exp Services Inc. (“exp”) was retained by the property owner to under take a geotechnical
assessment of the property to examine the subsoil and groundwater conditions at
the site and provide engineering guidelines for the design of the residential subdivision.
The predominant natural soils type on the property beneath a layer of topsoil is
alluvial sandy silt characterized as loose to very loose and moist to wet. Ground
water was encountered within all test pits at depths between 1.7 m to 2.7 m below
existing grades. The geotechnical analysis indicates that Areas ‘1’ (yellow), ‘2’
(green) and ‘3’ (blue) shown in Figure 19 would be supportive of conventional construction
of residential foundations. The analysis indicates that Area ‘4’ will support the
construction of lightly loaded residential dwellings (i.e. maximum two storey residences)
on shallow, stiffened, slab-on-grade foundations with no basements. The geotechnical
analysis determined that conventional residential foundations would not be possible
within Area ‘5’ but that medium sized buildings supported on deep foundations could
be feasible. The Geotechnical Report also provided recommendations for design of
underground servicing proposed for the subdivision. Water and sewer lines should
be provided with a minimum of 1.2 m (4 ft.) of soil cover for frost protection. Subgrade
soils beneath water and sewer pipes within Areas ‘1’, ‘2’, and ‘3’ above 1.7 m below
ground surface may require localised base improvements as determined onsite during
construction by a geotechnical engineer.
Where site servicing is deeper than 1.7 m below ground surface, or extends to George
Street crossing low lying areas including Area ‘4’, the natural soils will not provide
a stable base for the services. Bedding improvements will be required such as the
incorporation of geotextile or subgrade enhancement with stone. Lightweight fill
such as Styrofoam or lightweight cellular concrete should be placed around and above
the pipes up to pavement sub base depth.
A servicing report was completed by Ricor Engineering Ltd. in January 2018. The
existing sanitary sewer on George Street will be extended further west to service
the lots fronting on to George Street as well as the future development block in
the northwest corner of the site. Two connections to the George Street sanitary
sewer will be made at the intersections with Street A and Street B to service to
the proposed development. Two connections will be made to the existing George Street
water main at the intersections of Street A and Street B to create a looped connection
to the existing water network.
A wet storm water management pond is proposed in the south east portion of the development
to ensure that the George Street drain does not receive additional runoff. Internal
storm sewers will run towards the proposed storm water management pond, along with
overland flow. The slab on grade design proposed to be used for the single detached
dwellings will eliminate the need for sump pumps and storm PDCs.
Transportation Impact Study
Paradigm Transportation Solutions Ltd. was retained by the proponent to complete
the Transportation Impact Study (TIS) in 2016, and completed the study in September
2017. The scope of the TIS was developed in consultation with the Municipality of
Central Elgin staff in September and October 2016.
The study areas included the intersections of George Street and William Street,
Bridge Street and Carlow Street, Bridge Street / Joseph Street and Colborne Street
/ Main Street, as well as the intersections of two newly proposed streets within
the subject lands that will intersect with George Street. The majority of traffic
is anticipated to travel along George Street and Bridge Street and turn north on
Colborne Street, with approximately a fifth of traffic turning north on Carlow Street,
and a quarter of the traffic continuing east on Joseph Street.
The analysis indicates that the intersections within the study area are anticipated
to continue to operate at acceptable levels of service with the addition of the
traffic generated by the site. With the forecasted total traffic turning left from
Bridge Street on to Colborne Street, the 95th percentile queues are anticipated
to exceed the turning lane, however the restrictions on parking on Bridge Street
allow for additional space for two lanes of traffic. Additionally, re-timing and
optimization of the signals may help to alleviate some of the potential queuing.
The Bridge Street / Joseph Street and Colborne Street / Main Street intersection
is still forecast to operate at an acceptable level of service after considering
the additional traffic which is anticipated to be generated by the development.
Proposed Planning Approvals
Zoning By-Law Amendment
A Zoning By-Law Amendment is proposed to rezone the subject lands to a new site
specific R1 zone to permit a reduced side and front yard for single detached dwellings,
and to create a new site specific R2 zone to permit proposed mid-rise apartment
buildings. In addition, the plateau lands in the northwest corner of the property
are proposed to be rezone as R1 with a holding provision to permit the lands for
future residential development after further assessment of the Butternut Trees has
R1-* (Single Detached Dwellings)
The proposed site specific R1 zone is based on similar zones that have been applied
for in other recent subdivision in Central Elgin, in particular the R1-75 zone that
was applied to the Sunset Bluff’ s Subdivision and the R1-78 zone that was applied
for the latest phase of the Erie Heights Subdivision.
R2-* (Mid-Rise Apartment Buildings)
The proposed provisions for the new R2-* zone maintains the 75 units/hectare provision
in the R2 zone but permits apartment dwellings. The proposed zoning regulations
for the required yards are based off of the Fourth Residential zone regulations
for Apartment Dwellings used in St. Thomas:
OS3-* Zone (Conservation and Drainage)
The site specific OS3-* zone proposed for the storm water management pond in the
southeast corner and the wooded slope in the northwest is proposed to be consistent
with other OS3 zones in the municipality that permit drainage and conservation uses
such as the OS3-8 zone on Zoning Map, Part 2 (h).
OS3-** (Public Parkland)
The site specific OS3-** zone for the public parkland located between the apartment
buildings and single detached dwellings is proposed to permit a Public Park, consistent
with other zones in the municipality such as OS3-12 in Zoning Map, Part 2(z).
R1-**(h) (Future Residential Lands)
The plateau lands in the northwest portion of the subject lands are proposed to
be rezoned as a site specific R1 zone to permit 1-4 dwellings to be constructed
in the future with a holding provision (h) applied until such time as it can be
determined that development will not negatively impact the Butternut Trees.
The proposed Future Residential block in the northwest corner of the site includes
the existing driveway that ascends the slope near the western boundary of the site.
The existing driveway has been built up beyond the natural top of slope. To provide
sufficient width for the driveway a portion of the slope has been included within
the future residential block (Block 157). Prior to development of the future residential
block the applicant will discuss the redesign of the driveway portion with the Conservation
The proposed zoning for the future residential lands is based on other zones implemented
in Port Stanley such as the R1-20 zone that permits several dwelling units in several
buildings on one parcel defined variously as ‘Cluster Housing’ throughout the zoning
by-law. A small revision is to the ‘Cluster Housing’ definition is proposed as it
would apply to the new proposed zone. Table 5 below provides a comparison of the
new proposed zone compared to the R1-20 zone.
Draft Plan of Subdivision
The Draft Plan of Subdivision is shown in Figure 22 on the following page. The Draft
Plan proposes to create:
- 150 lots for single detached dwellings (Lots 1 to 150);
- 4 mid-rise apartment building blocks (Blocks 151 to 154);
- 2 parkland blocks (Block 155 and 156);
- 1 storm water management block (Block 157);
- 1 future low density residential development block (Block 158);
- 1 natural heritage block (Block 159); and
- 5 new public streets (Streets A to E)
Access to the mid-rise apartment blocks is proposed via a reciprocal easement on
the 10.0m wide private laneway that is proposed to surround the parkland block.
Final phasing for the subdivision is still being finalized, however, it is a priority
that a portion of the parkland be built in the first phase of development. As such,
the initial phase has been identified as including Street A from George Street up
to the parkland block, as well as lots 1 to 19 along Street A, lots 20 to 23 along
George Street, and lots 34 to 44, and 67 along Street E.
To allow for excavation work required to build the foundations of the mid-rise apartment
buildings, the second portion of the parkland will be built in later phases in conjunction
with the construction of the apartment buildings.
Provincial Policy Statement
The proponent has undertaken technical studies to determine the appropriate setbacks
and buffering between the proposed residential land uses and the adjacent natural
heritage features and natural hazards to ensure the conservation of natural resources
and public safety. The development proposes a mix of dwellings types including mid-rise
apartment dwellings on full municipal services which are not currently available
in the Port Stanley settlement area or the Municipality of Central Elgin.
The proposed development features a few mid-rise apartment buildings with deeper
foundations as well as slab-on-grade single detached dwellings to ensure efficient
use of serviced land within the settlement area based in part on the results of
the geotechnical investigations for addressing the geotechnical challenges of the
As is outlined above, the proposed amendment is consistent with the Provincial Policy
County of Elgin Official Plan
As the subject lands are abutted on three sides by the Built Up Area, it is considered
a logical extension of the existing built up area. The proposed mix of residential
land uses makes efficient use of the land by locating the proposed mid-rise apartment
buildings with deep foundations in the northeast portion of the property which was
determined to be unsuitable for traditional residential dwellings with shallow foundations.
The proposal is consistent with the Policies in section B2.5 d) which directs the
majority of growth to Tier 1 Settlement Areas, such as Port Stanley. As is outlined
in the Servicing Report, municipal services are available on George Street to provide
water and sanitary servicing to the site. Storm water on the site is proposed to
be controlled through the use of a storm water management pond in the southeast corner
of the site which has been sized according to the recommendations of the Servicing
Report. The pond was located in the southeast corner of the site since this is the
natural low point for the lands south of the eastern wooded area. The northern portion
of the lands will drain to the municipal drain which run along the northern boundary
of the property. The design of the pond will ensure this facility becomes an attractive
landscape amenity for the community.
The proposed development will provide a range of housing options including single
detached dwellings and mid-rise apartment dwellings. Based on a review of the Zoning
By-Law and through discussions with Municipal staff it is our understanding that
there are currently no mid-rise apartment buildings in Port Stanley or Central Elgin.
The proposed development will, therefore, serve to expand the housing options available
to local residents and provide new living opportunities through entry level housing
for singles and young families, or accessible housing for seniors.
Municipality of Central Elgin Official Plan
Building a Strong Central Elgin
The proposed development will support the housing goals outlined in Section 2.3
of the CEOP:
- To encourage a sustainable mix and range of housing to meet the needs of present
and future residents, including those with special needs.
- To improve access to housing for people with special needs as well as various forms
of supportive housing, including group homes and emergency/transitional housing.
- To encourage the provision of a full range of housing types and densities to meet
the projected demographic and market requirements of current and future residents
of Central Elgin.
The proposed development supports these goals by introducing mid-rise apartment
dwelling types which are not currently available in Port Stanley or Central Elgin.
This will allow for a broader range of housing options to meet the present and future
needs of residents. Slab-on- Grade houses and apartments provide dwelling options
for a number of population groups, including singles and first time home buyers,
young families, and seniors. Mid-rise apartment buildings provide entry level housing
options for singles and young couples entering the housing market for the first
time. Apartments and houses situated around the public park provide ideal housing
options for young growing families. Apartment buildings also allow seniors and other
populations with mobility restrictions to age in place, and relocate from a house
to an apartment within their community, rather than moving to another City or town.
As is discussed in the Servicing Report, municipal services are available at the
site, and there is existing capacity within the municipal infrastructure to serve
the proposed development.
A Traffic Impact Study was completed which investigated the ability of the existing
road network to accommodate the expected traffic that will be generated by the proposed
development. The analysis indicated that the existing network can accommodate the
proposed traffic and that no external improvements are required.
As was mentioned above, the majority of the lands are designated ‘Residential’ in
the Municipality of Central Elgin Official Plan. Section 4.2.1 of the Plan outlines
the policies for lands designated Residential:
- a) Where land is designated Residential on the Land Use Schedules to this Plan,
a range of residential dwelling types and densities shall be permitted, including
single detached, semidetached, duplex dwellings, triplex dwellings, townhouse dwellings
and apartment dwellings.
The existing residential designations on the subject lands permit a range of residential
dwelling types and densities including single-detached and mid-rise apartment dwellings.
Ancillary uses such as community parks and trails are also permitted.
The residential designation permits a full range of low to high density residential
- Low Density is defined as including single detached, semi-detached, duplex and triplex
dwellings up to a maximum of 22 units per hectare;
- Medium Density is defined as including town or row houses and apartments in a range
of greater than 22 units per hectare up to a maximum of 35 units per hectare; and
- High Density is defined as including apartments in excess of 35 units per hectare.
The 150 single detached dwellings proposed for lots 1 through 150 have a combined
area of 8.92 hectares and a density of 16.8 units per hectare and as such are considered
low density residential. 360 dwellings are proposed within the four mid-rise apartment
blocks (blocks 151 to 154) which will have a combined area of 5.42 hectares and
a density of 66.4 units per hectare and as such, are considered high density residential.
Section 4.2.2 requires that new medium or high density residential development shall
be subject to the following policies:
- 1. The proposed design of the residential development is compatible in scale with
the character of surrounding uses;
- 2. The site is physically suited to accommodate the proposed development;
- 3. The proposed site can be serviced with adequate water supply and sanitary sewage
disposal in accordance with the policies contained in Section 2.8 of this Plan;
- 4. The property shall have direct access to an arterial or collector road maintained
to a municipal standard with capacity to accommodate traffic generated from the
- 5. Sufficient off‐street parking facilities is provided in accordance with the standards
set out in the Zoning By‐law; and
- 6. Consideration shall be given to matters related to land use compatibility, traffic
impacts and proximity effects such as noise and visual impacts.
The proposed design of the residential development is compatible with the scale
and character of the surrounding uses. The mid-rise apartment buildings are proposed
to be located around the central public park, and partially screened from the residential
dwellings by the woodlot to the south. The apartment buildings will also provide
desirable views to the north of the Kettle Creek Golf Course.
The subject lands are influenced by a municipal drain which runs along the base
of the western woodland and the northern boundary of the subject lands. The drain
is part of the Kettle Creek Flood fringe and as such is subject to the Port Stanley
Two-Zone Concept floodplain policies. No residential development is proposed within
the flood fringe and a setback is proposed from the top of slope to the drain based
on the results of the Slope Assessment and Geotechnical Analysis. Based on the results
of the geotechnical investigation of the soil suitability and ground water level,
the majority of the agricultural field is suitable for the construction of single
detached dwellings on the site are proposed to be built as slab-on-grade dwellings
with no basement. A Slope Assessment was also completed which assessed the slope
in the northwest potion of the property as well as the small wooded ridge in the
eastern woodland. Following the analysis it was determined that the ridge in the
eastern woodland does not represent an erosion hazard, and as such, no Erosion Hazard
Limit is required.
The slope within the western woodland was assessed and was determined that no stable
slope allowance at the base was required due to the stability of the slope and the
natural buffer created by the municipal drain. Consistent with the Ministry of Natural
Resources (MNR) Technical Guide, and the CEOP, an Erosion Access Allowance of 6m
is required at the top of the stable slope. As is described in the Geotechnical
Analysis and Servicing Report, the slope along the municipal drain is determined
to be stable and as such a 6m Erosion Access Allowance is required from the top
of slope consistent with the Section 3.2.2 of the CEOP.
Land Use Compatibility
There are no active industrial uses in the immediate proximity to the subject lands,
and as such no negative land use compatibility impacts are anticipated from the
proposed residential development. The single detached dwellings proposed for the
southern portion of the site are consistent with the existing residential development
along George Street. The houses proposed for the north side of George Street serve
to continue the rhythm of the existing streetscape along George Street which features
many single detached dwellings on the north and south sides adjacent to the subject
lands. The mid-rise apartment buildings in the northeast portion of the site are
proposed to be nestled between the eastern wooded area, the public parkland, and
the golf course on the adjacent lands to the north. Locating the apartments here
ensures that they are adequately buffered from existing residential uses by the
wooded area, as well as provides scenic vistas of the adjacent gold course lands.
In conclusion, the proposed Seaglass Community is proposed to take advantage of
the topography and natural features on the site to expand the residential land supply
along George Street in northwest Port Stanley. Single detached dwellings on the
southern portion of the site will promote the rhythm and pattern of development
currently existing on George Street. The proposed parkland will serve as a focal
point of the Seaglass neighbourhood and provide open space to the greater community
that is currently lacking publicly owned park space and play opportunities. The
proposed development has been designed to ensure the long term protection and preservation
of the Significant Woodland and Wildlife Habitat on the western portion of the subject
lands. The mid-rise apartment buildings proposed for the north end of the site will
be nestled between the wooded area and parkland, and provide vistas over the adjacent
golf course. The development was purposefully planned this way to make efficient
use of the serviced land in the settlement area based on the recommendations of
the geotechnical report.
Based on the forgoing analysis, the proposed Zoning By-Law Amendment is consistent
with the policies of the Provincial Policy Statement, the County of Elgin Official
Plan, and the Municipality of Central Elgin Official Plan, is consistent with the
general intent and purpose of the Port Stanley Zoning By-Law, and represents good
land use planning. It is recommended that the amendment be approved and the proposed
Seaglass community in Port Stanley be permitted to proceed.
Based on the investigations carried out, it is concluded that:
- currently, all intersections within the study area operate at acceptable levels
of service during the AM and PM peak hours, with no individual problem movements;
- at full build-out, the development is forecast to generate 294 and 368 new trips
during the AM and PM peak hours, respectively;
- under 2026 Background Traffic conditions all intersections within the study area
are forecast to operate at acceptable levels of service, with no individual problem
- under 2026 Total Traffic conditions, all intersections within the study area are
forecast to operate at acceptable levels of service, with no individual problem
- under 2026 Summer Total Traffic conditions, all intersections within the study area
are forecast to operate at acceptable levels of service, with no individual problem
- no remedial measures warranted to mitigate the proposed traffic increases resulting
from the site development.
Based on the findings of this study, it is recommended that the development be approved
with no conditions related to off-site improvements.
It is further recommended that the Municipality review the intersection operation
at George Street and William Street and consider a converting the intersection to
two-way stop controlled, with right-of-way assigned to George Street.
The public meeting was attended by almost 300 concerned Port Stanley residents that
had something to say about this new development on George Street. Due to the scale
of this project it took over fifty minutes for a description of the Draft Plan of
Subdivision given by planning staff Jim McCoomb, for Wastell representatives to
get through their presentation, and for a Paradigm Transportation Solutions Limited
representative to get through the George Street Transportation Impact Study.
Central Elgin received seven written submissions from the public for this application.
- 1 - Concerns about losing the village character and suggested the need for a master
plan to prevent overcrowding.
- 2 - Concerns about losing the village character, traffic, parking, road safety,
location of the proposed park space, density, speed of development, limited access
to the new development, and the capacity of local schools.
- 3 - Concerns with density, transportation, parking, and access to green space.
- 4 - A vision for the community needed, another traffic study was recommended during
the busy tourist season, and road improvements be made.
- 5 - Concerns with traffic, emergency services, storm water management,and contamination.
- 6 - Supports plan because will be an age friendly community, should be integrated
with the trails master plan.
- 7 - Non residents express issues with traffic, public safety, and recognition.
PSVA President Janet Kennedy also made a presentation concerning recommendations
made by the PSVA.
The PSVA is in favour of new neighbourhoods that reflect the villages traditional character.
We know that progress and growth is good for the village, and we welcome both.
We recognize the stellar reputation that Wastell would bring to the community in
their quality built homes. We support Wastell’s proposal with some changes to increase
the safety, and decrease the density of village traffic.
The development Wastell is proposing would change the character of Port Stanley
and for that reason that the PSVA can not endorse this development without some
Results of a survey with respondents evenly split between residents on the east
and west side of Port Stanley support the PSVA's position. "editors note: it was
later disclosed that 49 PSVA members participated in the survey."
The PSVA would consider a revised proposal with adjusted By-law amendments requests
that support controlled population growth in keeping with community design policies
as outlined in Central Elgin's Official Plan relating to:
- Traditional character
- Open space
- Small neighbourhoods
The PSVA also recommended that a new traffic study be done due to the fact that
a smaller development model was used as an example during the off tourist season.
Some recommendations for developers in general were; When designing vision a neighbourhood
rather than a subdivision; use a maximum of 3-story structures; a second access
road as a minimum; reconfiguring the 30 driveways onto George Street; quality streetscape
along George Street; comprehensive traffic study; keeping the current setback on
George Street; reduce the density and scale of the project to allow for guest parking,
additional green space, sidewalks, and bike paths.
The presentations ended after 75 minutes and then the public question period began
with several people offering comments and questions:
- Q: Will the proposed houses have basements?
A: Wastell replied as currently proposed no.
- Q: Who has final say with the proposed development?
A: Mayor Marr replied the County has final say on the approval of Subdivisions.
Q: If we disagree, do we then go to the Local Appeals Tribunal?
A: Mayor Marr replied "Right, all the rules have changed", and we will be having
the new rules explained at Council soon.
- Q: A soil study was conducted in 1980 by Golder and Associates that failed miserably,
What has changed so drastically that we can now do a development like this?
A: Wastell replied that now a stronger foundation barrier will be used?
- Q: I would be very interested for the Councillors to stand up identify themselves,
and tell how they feel about the proposal?
A: Mayor Marr replied that this was a meeting to gather information, not to offer
Q: I think that it's only fair that you offer your initial feeling about this proposal,
whether you support it, or not?
A: Mayor Marr replied that it's only fair that Council takes the time to digest all
the comments then decide what we like and don't like about the development.
Q: I think that it would also be reasonable to reschedule another meeting like this
so that we can hear your comments if your not prepared to do it today?
A: Mayor Marr replied that the decision will be debated on how to bring this back.
Q: Someone in the crowd interrupted saying "We want to know tonight where our Councillors
stand!", then repeated Q: "We want to know where our candidate for Mayor stands!
A: Mayor Marr continued "This is not an election debate tonight."
- Q: How come the new parking lot at Erie Rest was not included in the traffic and
A: Mayor Marr replied he didn't know, and then went on to describe several details
about the new proposed Erie Rest parking lot including that it would be paid parking
for those parking there.
- Q: A question concerning a traffic study on how the lift bridge operation affects
A: Mayor Marr replied that a comprehensive traffic study will be done that will
take into consideration all intersections and the lift bridge.
- Q: Why isn't there another road going to Union instead of going down George Street?
A: Wastell replied "The simple answer is we don't own that property." Mayor Marr
also replied "As a Municipality it is truly an option." "When current environmental
studies on the property are completed and the soil tests are known that the Municipality
has indicated that we would sit down and talk with them about making that a road."
- Q: How many residents are in favour of this proposal? A: The crowd was silent.
Q: How many are opposed to it? A: The crowd cheered!
- Q: What are your plans for Emergency Services?
A: Mayor Marr replied that Emergency Services are the responsibility of the County.
- Q: Will this new proposed development have an effect on response times for Fire
Rescue services in the area considering there is currently only one way in and out?
A: Fire Chief McDonough replied that all new developments are reviewed, and that
this proposal going forward will get reviewed.
- A comment about the lack of younger people now involved in sports at the arena in
Port Stanley and that new developments like this one will bring in families with
- A concerned resident passed around a petition supported by over 300 residents in
Port Stanley, that were opposed to the current development proposal on George Street.
She also had concerns about incomplete studies, and offered several comments on
design, safety, and layout.
- Q: Concerns about the lack on sidewalks, pedestrian safety and wondered if pedestrian
safety was part of the plan? A: Mayor Marr replied that safety was included in the
plans, and that all steps necessary would be taken to address any safety concerns.
Sidewalks along George Street is something were looking at.
Because of the amount of information that was provided to Council it was unclear
when a decision would be made regarding this proposal, and that a later date would be
provided on the Actions of Council for these proposed Zoning By-law Amendments and
Draft Plan of Subdivision.